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  • Writer's pictureMelvin Wong (R050893H)

District 19 Condominiums

Updated: Oct 25, 2022

District 19

For the past few years, District 19 has been a hot bed for new condominium and EC (Executive Condominium) launches for quite a while. So, where is District 19? Basically it covers north-eastern region of Singapore comprises Serangoon, Hougang, Sengkang and Punggol towns.

Remember people said Punggl is a “ulu place” or “鸟不生蛋的地方”in Chinese? It was considered as less accessible region in the past until MRT North-East Line started operations in 2003. Hougang and Serangoon were already matured towns then, despite no MRT stations. MRT North-East Line is only one MRT line in this region. However, there are also 2 separate LRT lines in Sengkang and Punggol towns as well.

Our government has also brought many catalyst developments to enhance the livability of this region over the years such as Punggol Digital District & SIT Campus, KPE to city, Sengkang General & Community Hospital, Seletar Aerospace Park (District 28), Park connector through Punggol Waterway to Coney Island etc. There are many big shopping malls within this region such as Nex, Waterway Point for daily necessities.

Education is important. Rosyth School and Nan Chiau Primary & High Schools, Sengkang Green Primary School are located in this region. Probably Rosyth School is one of the main reasons why Hundred Palms Residences (EC) was sold out within a day despite no MRT (Serangoon North MRT Station was not confirmed yet).

Future Cross-island Line which targeted completion around 2030 will have many stations in District 19 as well. Around year 2030, residents here will have enhanced connectively to Ang Mo Kio, Clementi, Jurong, Tuas & Changi in terms of public transportations. One new MRT line is also identified for feasibility study, this new line will serve towns from Woodlands, Sembawang, Sengkang, Serangoon North, Whampoa, Kallang and Greater Southern Waterfront (Read article here).

Mega Residential Developments

The Table 1 below shows the big residential developments in District 19. All of the developments are 99-year leasehold developments. These developments offer choice of units from 1- to 5-bedroom as well as some strata landed houses are available.

D19 condominiums
Table 1: District 19 mega developments

In terms of pricing, District 19 is still affordable in the OCR (Outside Central Region) as of October 2020.

D19 condominium price
Table 2: Latest average PSF

Riverfront Residences is still the most affordable development among all. However, limited units are available now. Located at the former Rio Casa site at Hougang Avenue 7. Riverfront Residences is about a 10-minute walk to Hougang Centre from the site gate. This condominium will have full condominium facility such as two big pools, three clubhouses and a tennis court. Free shuttle bus will be provided for the first year.

Riverfront Residences condo
Riverfront Residences at Hougang Avenue 7

3-bedroom at level 2 and 3 will have an additional discount of $20,000 until 18th October 2020. For limited time only.

The latest guide prices of Riverfront Residences as on 4th October 2020:

· 1+Study from $770,000 (Final 5 units)

· 2-Bedroom from $823,000 (Final 3 units)

· 2-Bedroom Premium from $1,007,000 (Final unit)

· 3-Bedroom from $1,200,000 (53 units)

· 3-Bedroom Premium from $1,443,000 (Final 2 units)

· 4-Bedroom from $1,788,000 (21 units)

· 4-Bedroom Premium from $1,962,000 (14 units)

· 4-Bedroom Strata Terrace House from $2,447,000 (17 units)

For more information, visit: Riverfront Residences website.

Florence Residences condo
The Florence Residences

The Florence Residences is located at more convenient location. However, free shuttle bus will still be provided to Kovan and Hougang MRT Stations in the future. All units are basically having north & south orientations. It is merely a 6-minute walk to future Hougang MRT interchange along Cross-island Line. Developer is also giving 2-year complimentary classes and workshops provided to all residents with terms and conditions apply. Concierge services will be provided as well.

The Florence Residences is selling fast, more than 900 units sold since March 2019. Most of the units will have pool view due to the layout of the towers. The clubhouse and 80m lap pools are built at the centre of the development.

The Florence Residences has been one of the top selling condominiums in recent months. Home buyers find that it is a value buy projects near to Hougang & Kovan centrals. The developer is Logan Property Singapore which is the same developer as Stirling Residences, also a top selling condominium since launch.

The latest guide prices of The Florence Residences as on 4th October 2020:

· 1-Bedroom from $799,000

· 1+Study from $836,000

· 2-Bedroom Classic from $983,000

· 2-Bedroom Deluxe from $1,062,000

· 2+Study from $1,166,000

· 3-Bedroom Classic from $1,368,000

· 3-Bedroom Deluxe from $1,503,000

· 4-Bedroom Classic from $1,881,000

· 4-Bedroom Deluxe from $2,048,000

· 5-Bedroom Deluxe from $2,456,000

For more information, visit: The Florence Residences website.

Affinity at Serangoon condo
Affinity at Serangoon at Serangoon North Avenue 1

Affinity at Serangoon is also developed by Oxley. Surprisingly (or not), this development is also selling quite well. Among all the buyers, many of them are HDB upgraders from nearby neighbourhoods. This shows that Serangoon is still a very popular and sought after area where people can find full amenity within a short drive.

Affinity at Serangoon is located next to landed house enclave, near to upcoming Serangoon North MRT, within 1KM to Rosyth School, short drive to Serangoon Garden. Many of the south-facing units will have unblocked views.

We heard many prospective commented on the small bedroom size. Affinity at Serangoon offers super spacious master bedrooms, spacious kitchens (can be enclosed) in many units. Not forgetting the 1+Study units, there are two different types of 1+Study, 538sqft and 560sqft respectively. 560sqft is rare and probably the largest 1+Study in the market now.

The developer is giving huge discount for many 3-Bedroom and 3-Bedroom Deluxe units now, up to 6-figure saving now! For limited time only.

The latest guide prices of Affinity at Serangoon as on 4th October 2020:

· 1-Bedroom from $770,000 (Final 14 units)

· 1+Study from $862,000 (Final unit)

· 2-Bedroom from $1,057,000 (Final unit)

· 2-Bedroom Premium + Study from $1,047,000 (Final 13 units)

· 3-Bedroom from $1,320,000

· 3-Bedroom Deluxe from $1,652,000

· 4-Bedroom + Study from $2,125,000

· 4-Bedroom Penthouse from $2,365,000

· 4-Bedroom + Study Penthouse from $2,378,000

· 5-Bedroom Strata Terrace House from $2,525,000

For more information, visit: Affinity at Serangoon website.

The Garden Residences is also developed by WingTai and KeppeLand. I strongly believe that many prospective buyers will compare this development with Affinity at Serangoon.

The Garden Residences is smaller development compared to Affinity at Serangoon. The unblocked view towards the south and landed house enclave is one of the strongest unique selling points. However, sizes are generally slightly smaller. For example, 4-bedroom Study (1,119 sq ft) at the Garden are smaller than Affinity’s 3-bedroom Deluxe unit of 1,152 sq ft. Interior designer nowadays can come out with perfect solution to this shortfall. No worries!

There are some star-buy units available with huge discount now. For limited time only.

The latest guide prices of The Garden Residences as on 4th October 2020:

· 1-Bedroom from $752,800 (After discount)

· 1+Study from $839,200 (After discount)

· 2-Bedroom from $993,600 (After discount)

· 2-Bedroom + Study from $1,114,600

· 3-Bedroom from $1,192,700

· 3-Bedroom + Study from $1,570,800 (After discount)

· 4-Bedroom + Study from $1,726,400

· 4-Bedroom Deluxe from $1,794,000 (After discount)

· 5-Bedroom from $2,180,900 (After discount)

You can ask for e-brochure of The Garden Residences.

Sengkang Grand Residences integrated development
Sengkang Grand Residences

Sengkang Grand Residences is also jointly developed by CDL and CapitaLand. It is the latest launch in District 19. Once upon a time, the MRT’s Purple Line did not stop at Buangkok MRT due to low population of commuters in that area. Look at it now!

Sengkang Grand Residences is a mixed development. What does it mean? It means lifetime convenience at your doorstep. It has the best location next to Buangkok MRT compared to the other mega developments in District 19. Other than the residential units, a hawker centre, public library, community club, childcare centre and many retail shop and F&B outlets will be available within the development.

We will see more and more integrated developments being built in Singapore in the near future. The next one shall be Pasir Ris 8 at Paris Ris Central, next to Pasir Ris MRT. I believe Hougang will have one integrated development as well, next to Hougang MRT or Hougang MRT Interchange with Cross-Island Line.

It is a fact that Sengkang Grand Residences is the most expensive in term of PSF among all these developments. The price and PSF simply reflect the location and the premium of the integrated development status which you cannot find in other developments.

An additional discount from $10k to $40K are available for certain stacks of the units. For limited time only.

The latest guide prices of Sengkang Grand Residences as on 4th October 2020:

· 1+Study from $854,400

· 2-Bedroom from $1,093,600 (After discount)

· 2-Bedroom Premium + Study from $1,242,800 (After discount)

· 3-Bedroom from $1,475,600 (After discount)

· 3-Bedroom Premium from $1,660,400 (After discount)

· 3-Bedroom Premium + Flexi from $1,670,800 (After discount)

· 4-Bedroom Premium + Flexi from $2,071,200 (After discount)

For more information, visit: Sengkang Grand Residences website.

Other Developments

Other than the mega developments mentioned, there are some smaller developments in District 19 that you can also considered as well, if you are not a fan of mega development.

These projects are Forest Woods (T.O.P soon), Parkwood Residences (Yio Chu Kang Road, opposite Affinity at Serangoon), Parkwood Collection (nears The Florence Residences).

Parkwood Residences is also a development by Oxley. It is a small development on small plot of land with only 18 units from 3-bedroom to 5-bedroom penthouse. Affordable price from $1,3xxpsf. If you prefer boutique condominium development but do not mind limited facility. Kindly consider!

Forest Woods was launched in 2016 and it will be completed soon in 2020. Currently it has balance two 3-Bedroom Premium units. It is located at Lorong Lew Lian, about 7-minute walk to Nex and Serangoon MRT Interchange. The two units are priced at $1,756,000 (1,023 sq ft) and $1,782,000 (1,044 sq ft) respectively. Both units will include ID.

Parkwood Collection is the only private residential development in District 19 with only strata landed houses. A total of 53 units, the semi-detached houses are from $3.330M and terrace houses are from $3.111M. It is located at Lorong 1 Realty Park, off Upper Serangoon Road. You can ask for Parkwood Collection e-brochure.

Freehold Condominium Development

Nearest to District 13 (at the edge of District 19), there are two freehold development at How Sun estate. These are The Gazania and The Lilium. Both are developed by SingHaiyi Group Ltd. In facts, these two developments were launched on the same day. Selling from about $1,8xxpsf.

The Gazania, being the larger development comprises 250 units from 1-bedroom to 4-bedroom units while The Lilium only has 80 units from 2-bedroom to 4-bedroom units. Both are within short distance to Bartley MRT, Maris Stella Schools, Nex Shopping Mall and upcoming Bidadari Estate with a huge park.

The developer is giving huge additional discount up to $100,500! For limited time only.

The latest guide prices of The Gazania & The Lilium as on 4th October 2020, before discount:

· 1-Bedroom from $951,500 (The Gazania)

· 2-Bedroom from $1,285,500 (The Gazania)

· 2-Bedroom + Study from $1,451,500 (The Gazania)

· 3-Bedroom from $1,771,000 (The Gazania)

· 3-Bedroom Premium from $1,941,000 (The Gazania)

· 4-Bedroom from $2,386,500 (The Gazania)

· 4-Bedroom + Study from $2,681,500 (The Gazania)

· 4-Bedroom Penthouse from $3,409,500 (The Gazania)

· 2-Bedroom from $1,436,800 (The Lilium)

· 2-Bedroom + Study from $1,392,800 (The Lilium)

· 3-Bedroom from $1,990,800 (The Lilium)

· 3-Bedroom Premium from $2,410,800 (The Lilium)

· 4-Bedroom from $2,491,800 (The Lilium)

· 4-Bedroom + Study from $3,268,800 (The Lilium)

For more information, visit: The Gazania & The Lilium websites.

**Info as accurate as on 4th October 2020. All the prices quoted subject to change without prior notice.

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